Sold Flat

FLAT 4

23 CHARLEDOWN CLOSE, BASINGSTOKE, OVERTON, HAMPSHIRE RG25 3LW

2 beds 1 baths 570 sq ft Listed 12 Sep 2025 (-288d)

£185,000

Guide Price

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# 2 bedroom flat for sale (RG25 3LW)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 23 CHARLEDOWN CLOSE, BASINGSTOKE, OVERTON, HAMPSHIRE RG25 3LW |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 53 m² |
| Last sold | £123,950 May 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 22/09/2029

### Recommendations
- A (350)
- C (30)
- X (500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8781-6821-6500-3267-9926)

## Description

**Entrance Hall:** - UPVC front door, laminate flooring, spotlights.

**Living Room:** - 5.23m x 5.18m (17'2" x 17') - Double glazed doors to BALCONY, double glazed window, spotlights, laminate flooring, open plan to -

**Kitchen Area:** - 3.05m x 2.26m (10' x 7'5") - Modern fitted kitchen with range of units, work surfaces inset circular sink and drainer, inset hob and oven, integrated dishwasher, fridge/freezer and washing machine, spotlights.

**Bedroom One:** - 3.30m x 3.23m max, 2.26m min (10'10" x 10'7" max, - Double glazed window, laminate flooring.

**Study:** - 3.15m x 2.90m max, 1.88m min (10'4" x 9'6" max, 6' - Skylight window - ideal study but could be used as an occasional 2nd bedroom.

**Shower Room:** - Suite comprising shower cubicle, low level w.c., wash hand basin, tiled surrounds.

**Gardens:** - To the front of the property is a communal car park, steps to communal lawned garden with mature hedging and backing into fields.

**Lease Details:** - The remaining lease is approximately 59 years - this is currently being extended.  Prospective purchasers should clarify these details with their solicitor.

PLEASE NOTE - the flat is sold with a share of the freehold.

**Council Tax:** - Band B

**Money Laundering Regulations:** - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

**Referrals:** - Chequers will recommend the services of other businesses and may receive a referral fee in some instances where a buyer or seller uses the services of that company.

## Property Photos

- ![Photo](/listings/photos/166918232/738819)
- ![Photo](/listings/photos/166918232/738820)
- ![Photo](/listings/photos/166918232/738822)
- ![Photo](/listings/photos/166918232/738823)
- ![Photo](/listings/photos/166918232/738824)
- ![Photo](/listings/photos/166918232/738827)
- ![Photo](/listings/photos/166918232/738828)
- ![Photo](/listings/photos/166918232/738829)
- ![Bedroom 1](/listings/photos/166918232/738831) - Bedroom 1
- ![bedroom 1](/listings/photos/166918232/738832) - bedroom 1
- ![Bedroom 2](/listings/photos/166918232/738836) - Bedroom 2
- ![Photo](/listings/photos/166918232/738837)
- ![Balcony](/listings/photos/166918232/738841) - Balcony
- ![Flat Entrance](/listings/photos/166918232/738843) - Flat Entrance
- ![Photo](/listings/photos/166918232/738844)

## Floorplans

- ![Floorplan 1](/listings/photos/166918232/738847) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/166918232/738849) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 FLAT 4 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £123,950 | 05/05/2006 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £155,000 | 16/12/2022 | Flat |
| 6 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW | £198,000 | 27/06/2022 | Flat |

**Area average:** £176,500 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £175,000 (1 Flat, RG25, 2024–2026)
- **Deviation:** +5.7%

## Rental Range

*ONS Price Index of Private Rents (Basingstoke and Deane). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,185/mo
- **Realistic:** £1,317/mo
- **Optimistic:** £1,449/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Basingstoke (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Winchester Street, RG25 | £1,400/mo | 2 | 0.3 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.76% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,400/mo).*

- **Gross yield:** 9.1%
- **Cost-to-rent:** 11×
- **Monthly cashflow:** £506/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £3,491/m²

## House Price Index (HM Land Registry)

*Official index for Basingstoke and Deane; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 7.3%
- **10y growth (index):** 12.8%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Bedroom 1 bedroom 1 Bedroom 2 Photo 12 Balcony Flat Entrance Photo 15

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Property details

Tenure

SHARE_OF_FREEHOLD (59 years remaining on lease)

Floor area

53 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£123,950 May 2006

Price per m²

£3,491/m²

Local average

£175,000 (+5.7%)

Deprivation

Decile 9 (28,474 of 33,755)

Street crime

9 incidents within 1 mile (Apr 2026)

Key features

FIRST FLOOR MAISONETTE
LOUNGE WITH BALCONY
KITCHEN AREA
DOUBLE BEDROOM
STUDY/BEDROOM 2
SHOWER ROOM
COMMUNAL GARDENS
VILLAGE LOCATION
COUNCIL TAX - B
SOLD WITH A SHARE OF THE FREEHOLD

Additional details

Parking: Yes

Description

CHEQUERS ESTATE AGENTS are pleased to offer for sale this well presented maisonette on the outskirts of the village of Overton, overlooking farmland. The property offers flexible accommodation comprising generously sized lounge, modern kitchen area with integrated appliances, double bedroom with further study and a modern shower room. Further benefits include double glazing and communal gardens. (draft particulars - awaiting vendors approval).

Entrance Hall: - UPVC front door, laminate flooring, spotlights.

Living Room: - 5.23m x 5.18m (17'2" x 17') - Double glazed doors to BALCONY, double glazed window, spotlights, laminate flooring, open plan to -

Kitchen Area: - 3.05m x 2.26m (10' x 7'5") - Modern fitted kitchen with range of units, work surfaces inset circular sink and drainer, inset hob and oven, integrated dishwasher, fridge/freezer and washing machine, spotlights.

Bedroom One: - 3.30m x 3.23m max, 2.26m min (10'10" x 10'7" max, - Double glazed window, laminate flooring.

Study: - 3.15m x 2.90m max, 1.88m min (10'4" x 9'6" max, 6' - Skylight window - ideal study but could be used as an occasional 2nd bedroom.

Shower Room: - Suite comprising shower cubicle, low level w.c., wash hand basin, tiled surrounds.

Gardens: - To the front of the property is a communal car park, steps to communal lawned garden with mature hedging and backing into fields.

Lease Details: - The remaining lease is approximately 59 years - this is currently being extended. Prospective purchasers should clarify these details with their solicitor.

PLEASE NOTE - the flat is sold with a share of the freehold.

Council Tax: - Band B

Money Laundering Regulations: - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

Referrals: - Chequers will recommend the services of other businesses and may receive a referral fee in some instances where a buyer or seller uses the services of that company.

Listed by

Basingstoke

Chequers Estate Agents (Basingstoke) Ltd

Reference: 166918232

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 23/09/2019

Expiry date: 22/09/2029

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (350)
Add additional 80 mm jacket to hot water cylinder (30)
High performance external doors (500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	05/05/2006 (20 years ago)	£123,950	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
23 FLAT 1 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW	£155,000	16/12/2022	Flat
6 CHARLEDOWN CLOSE, OVERTON, BASINGSTOKE, BASINGSTOKE AND DEANE, HAMPSHIRE, RG25 3LW	£198,000	27/06/2022	Flat

Area average: £176,500 (2 sales)

Capital growth trend

House Price Index (HM Land Registry — official index, not sold-price averages): Basingstoke and Deane. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.8%

5y (index) 7.3%

10y (index) 12.8%

Rental Range

Estimated market rent for Basingstoke and Deane. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,185/mo

Realistic £1,317/mo

Optimistic £1,449/mo

Based on Local Authority from postcode lookup → Basingstoke and Deane.

LHA (30th percentile) floor for Basingstoke: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View RG25 3LW

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Spar	0.2 miles
Bus stop	Harvey's Field	0.3 miles
Shop	Co-op Food	0.4 miles
Train station	Overton	1.1 miles
Train station	Whitchurch	3.1 miles
Hospital	Coronary Care Unit (CCU) and Cardiology Ward	7.4 miles
Hospital	Andover War Memorial Hospital	9.9 miles

Street-level crime

Category	Count
Shoplifting	3
Violence and sexual offences	3
Anti-social behaviour	1
Burglary	1
Public order	1
Total incidents	9

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Overton Church of England Primary School	Primary	0.6 miles	Outstanding — 9 Sep 2014
Whitchurch Church of England Primary School	Primary	2.9 miles	Good — 16 Feb 2011
Testbourne Community School	Secondary	3.1 miles	Good — 24 Jan 2024
North Waltham Primary School	Primary	3.5 miles	Good — 4 Sep 2012

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed End Terrace, Winchester Street, RG25	£1,400/mo	2	0.3 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.76%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 9.1%

Cost-to-rent ratio 11×

Monthly cashflow £506/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

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